What happens if you stop paying a Wyndham timeshare

Last updated 2026-07-25

What actually happens if I stop paying my Wyndham timeshare?

You don't lose the timeshare the day you miss a payment. What actually happens is a slow-moving process: late fees stack up first, then the account goes to internal collections, then (if you still don't pay) Wyndham or its lender starts foreclosure. The exact timeline depends on whether you owe on a loan, on annual maintenance fees, or both, and on which state your deed sits in. Wyndham Vacation Ownership services loans through Wyndham Destinations (now Travel + Leisure Co.) and its lending arm. Most contracts specify a default trigger after a missed payment, often 30 to 60 days past due, at which point the full remaining balance can be accelerated (meaning the whole loan becomes due at once, more than the missed payment) ^[1]. Maintenance fee delinquency works differently from loan default. If your deed is paid off but you stop paying annual maintenance fees, the homeowners association (HOA) that runs the resort can place a lien on the timeshare interest and eventually foreclose on that lien, similar to how a condo HOA forecloses for unpaid dues. This is governed by state lien and foreclosure law, not by Wyndham's loan contract. Either way, non-payment does not make the timeshare disappear quietly. It triggers a formal process that ends in foreclosure, a credit hit, and possibly a debt collector calling for the deficiency balance.

How soon does Wyndham start collections or foreclosure after a missed payment?

There's no single published number Wyndham applies to every account. But the general shape of timeshare default follows a predictable pattern across the industry: 30 days late triggers a late fee and a collections call; 60-90 days late typically triggers a formal notice of default; after that, foreclosure or lien filing begins, and it can take several more months to a year to complete depending on the state. States with non-judicial foreclosure for timeshares (a faster process that doesn't require a judge) move quicker than states requiring judicial foreclosure. Florida, where a large share of Wyndham resorts sit, allows a streamlined non-judicial trustee foreclosure process specifically for timeshare interests under Florida Statutes Chapter 721 ^[2]. That statute lays out required notices and cure periods before a trustee can complete the foreclosure sale. During the notice period, you generally get a formal chance to "cure" the default, meaning pay the past-due amount plus fees to stop the process. Once that cure period lapses without payment, the resort or lender can move forward with the sale or reversion of the timeshare interest back to the developer.

Will Wyndham sue me or garnish my wages if I stop paying?

It's possible, though outright wage garnishment lawsuits against small individual timeshare debts are less common than foreclosure alone. What's more likely: Wyndham (or a debt collector it assigns the account to) reports the delinquency to the credit bureaus, which can knock your credit score down significantly and stay on your report for up to seven years under the Fair Credit Reporting Act ^[3]. In states that allow it, if the foreclosure sale price doesn't cover what you owe, Wyndham or its lender can pursue a deficiency judgment for the shortfall. Whether that's legally available depends on state law and on whether the foreclosure was judicial or non-judicial (some non-judicial processes waive the right to a deficiency judgment in exchange for speed). This is exactly the kind of state-specific detail worth checking with a licensed attorney in your state before you decide anything, because the financial exposure varies a lot state to state. Separately, if the loan gets sold to a third-party debt collector, you have rights under the Fair Debt Collection Practices Act, including the right to request debt validation and to tell collectors to stop contacting you at work ^[4]. That doesn't erase the debt, but it controls how aggressively they can pursue you.

Does stopping payments actually get me out of the timeshare?

Sometimes, yes, in the sense that foreclosure ends your ownership. But it's a rough way to get there. You'll likely take a credit hit, possibly face a deficiency judgment, and you'll have paid years of fees for nothing before losing it anyway. Some owners deliberately let a timeshare go to foreclosure as a last resort when a resort refuses a deed-back and the maintenance fees have become unaffordable. That's a real strategy some people use, and it does end the ownership obligation once the foreclosure is complete. But it is not a clean outcome, and it is not something anyone can promise you in advance. Credit damage is close to certain. Deficiency judgment risk is state-dependent. And the process itself can take a year or more, during which collections calls continue and fees may keep accruing on top of what you already owe. We are not a law firm and we don't advise anyone to simply stop paying money they legally owe. If you're considering that path because a deed-back or resale isn't working, talk to a consumer protection attorney in your state first about what actually happens to your specific contract and your specific state's foreclosure and deficiency rules.

What's the difference between defaulting and using a legitimate exit path?

Defaulting is passive: you stop paying and let the consequences unfold. A legitimate exit path is active: you use a rescission window, a deed-back program, or a resale to end the ownership on terms you control, without the credit damage. If you're still inside your state's rescission period (the short window right after you sign when you can cancel penalty-free), that's always the cleanest option and it costs you nothing but the paperwork. Every state sets its own window and rules, so confirm your state's rescission window before assuming you've missed it ^[5]. Wyndham's own contracts also state a rescission period specific to the purchase state, so check your purchase documents for the exact deadline that applied to you. If you're past rescission, Wyndham runs an official deed-back program (branded as "Wyndham Cares" in some materials) for owners who qualify, typically requiring the account be current on fees, though eligibility criteria change over time and no program can promise acceptance in advance. That's worth asking about directly before considering default. See our guide on how to get out of a timeshare for the full range of legitimate options, ranked roughly by how fast and low-cost they are.

How do I get out of a timeshare without ruining my credit?

The order of operations that avoids credit damage almost always starts with rescission, then moves to the developer's own deed-back or hardship program, then to a low-cost resale or donation, with default as the last resort only after those are exhausted. First, check whether you're still inside your rescission window. Rescinding during that window is the one path that's free and fully within your control, as long as you follow your contract's notice instructions exactly. Second, ask Wyndham directly about a deed-back or surrender program; some owners get accepted, some don't, and eligibility often depends on the account being current and the deed being free of a mortgage. Third, consider a resale, though be realistic: most timeshares resell for a few hundred dollars or less on the secondary market, sometimes literally $1, because resort developers, not resale buyers, control new inventory and demand ^[6]. Fourth, if none of that works and the maintenance fees are genuinely unaffordable, talk to a consumer attorney about your state's foreclosure and deficiency judgment rules before deciding to stop paying. A one-time paid resource like our Timeshare Exit Kit ($149) walks through the deed-back request letters, rescission letter templates, and state-specific checklists people use to try these steps themselves, but no product, including ours, can promise a specific resort will accept a deed-back or that any exit will succeed.

How do you get out of a timeshare, step by step?

Start with the calendar, then the paperwork, then the resort, in that order. Step one: find your purchase date and your state's rescission deadline; if you're inside it, send a rescission letter by certified mail exactly as your contract instructs. Step two: if you're past rescission, pull your deed and loan documents and confirm whether the mortgage is paid off, since most deed-back programs require a free-and-clear deed. Step three: contact Wyndham's owner services directly and ask specifically about their deed-back or surrender program; write down names, dates, and reference numbers. Step four: if deed-back is denied, look at licensed resale channels or nonprofit timeshare donation programs rather than upfront-fee exit companies. Step five: if fees have become unaffordable and none of the above works, consult a consumer protection attorney about your specific state's foreclosure process before making any decision about your payments. See our how do you get out of a timeshare walkthrough for the letter templates and document checklist in more detail.

Are timeshares scams, or is this just how the product works?

Timeshares aren't legally scams in the sense of being illegal, but the business model is built to make exit hard and the resale market worthless, which feels like a scam to a lot of owners after the fact. The product itself, a shared right to use a unit for a set time each year, is real and disclosed. What burns people is the combination of aggressive sales tactics, rising maintenance fees with no cap in many contracts, and a resale market where developers have no incentive to let outside buyers compete with their own new sales. The scams that are real and worth fearing sit in the exit industry, not the original purchase. The FTC has brought enforcement actions against timeshare exit companies that charged large upfront fees, sometimes thousands of dollars, and never delivered a cancellation, leaving owners out both the original timeshare debt and the exit fee . The FTC's business guidance on timeshare resale scams warns companies (and, by extension, consumers reading its guidance) against false claims of guaranteed buyers or refunds in exchange for large upfront fees, a pattern regulators have pursued repeatedly . A state attorney general's consumer protection division is usually the best first call if you think you're being scammed by an exit company, more than the resort itself. Florida's Attorney General office, for instance, has published a consumer alert specifically warning about timeshare resale and exit scams . Read our exit scam awareness page before signing anything with a company that cold-called you.

How much do timeshares cost, and how much are the fees?

New developer purchase price	roughly $20,000-$24,000+ (ARDA 2023 average ~$23,940)
Average annual maintenance fee	roughly $1,000-$1,200/year (ARDA average ~$1,190)
Resale value on secondary market	often $0-$1,000, sometimes $1 [6]
Special assessment (one-time)	varies widely, hundreds to several thousand dollars	That gap between what you paid and what it resells for is the single biggest thing to understand before you buy a resale week or before you assume you can "just sell it" to escape rising fees.

The average price of a new timeshare interval purchased directly from a developer was about $23,940 in 2023, according to the American Resort Development Association's owner survey data, though prices for a fixed week or larger unit at a high-demand resort can run well above that . That's the purchase price alone, not counting financing costs if you took a developer loan, which often carries double-digit interest rates. On top of the purchase price, annual maintenance fees average roughly $1,190 per year industry-wide as of ARDA's most recent published figures, and they tend to rise faster than general inflation because they cover resort upkeep, staffing, insurance, and reserve funds . Wyndham owners frequently report fees in a similar range depending on unit size and resort, plus periodic special assessments for larger repairs like roof replacement or storm damage, which can add hundreds or thousands of dollars in a single year on top of the regular fee. | Cost item | Typical range |

How do I sell a timeshare if I want out before it comes to default?

Selling is legal and possible, but the realistic price on most timeshares is very low, and you should treat any offer of a fast, high-value sale with real suspicion. List through a licensed timeshare resale broker or a reputable marketplace, be upfront about your maintenance fee balance and any loan, and expect the buyer's main motivation to be avoiding developer prices, not investment value. Never pay an upfront fee to a company that claims it already has a buyer lined up for your specific unit; that's one of the most common patterns in timeshare resale fraud, flagged repeatedly by state attorneys general and consumer protection agencies . A legitimate resale transaction closes with an actual closing company or attorney handling the deed transfer, similar to a real estate closing, not a wire transfer to a "transfer coordinator" you've never verified. If the timeshare has meaningful negative equity, meaning it would cost you money to give it away because of unpaid fees or loan balance, selling may not be realistic at all, and a deed-back or donation to a licensed timeshare relief nonprofit might be the more honest path. See timeshare cancellation for how cancellation differs from resale when you're weighing your options.

How do I get rid of a timeshare I inherited and don't want?

Inherited timeshares are one of the most common reasons people end up considering default, because the obligation transfers to the estate or heirs whether or not anyone wants it. You are generally not personally obligated to accept an inherited timeshare; an executor or heir can disclaim (formally refuse) an inheritance, including a timeshare interest, under most state probate laws, though the exact disclaimer process and deadline vary by state. If the estate itself has already accepted the deed transfer, though, the maintenance fee obligation typically follows the property, and Wyndham will expect payment from whoever holds title, whether that's the estate or an heir who didn't ask for it. Contact Wyndham directly, explain the inheritance situation in writing, and ask specifically about deed-back options for inherited interests; some deed-back programs have separate, sometimes more flexible criteria for heirs who never wanted the purchase in the first place. Don't assume ignoring the mail makes it go away. Unpaid fees on an inherited timeshare accrue and can eventually lead to the same lien and foreclosure process as any other delinquent account, and it can also affect the estate's other assets during probate depending on how the estate is structured. A probate attorney in the deceased owner's state is the right first call, before Wyndham, before any exit company.

What are my realistic options if maintenance fees have gotten too expensive to keep paying?

Realistically, you have five paths, roughly in order of how fast and low-risk they are: rescind if you're still in the window, request an official deed-back, sell or donate at low or zero price, negotiate a hardship payment plan directly with Wyndham, or accept the credit consequences of default as a last resort. A hardship plan is worth asking about before anything drastic. Some timeshare companies, including large developers, will restructure a past-due balance into a payment plan rather than pushing straight to foreclosure, because completing a foreclosure and reselling the unit costs the company money and time too. It's not standardized and it's not offered to everyone, but it costs nothing to ask, and it's a lot cheaper than paying an exit company thousands of dollars upfront for something you can request yourself. Whatever you do, avoid signing anything from a company that cold-called you promising an easy cancellation for an upfront fee in the thousands. The FTC and multiple state AG offices have pursued these companies for exactly that pattern . Check our timeshare call list for questions to ask any company before you pay them anything, and our timeshare exit companies breakdown for how to vet one if you decide you need outside help.

Frequently asked questions

What happens if I just stop paying my Wyndham maintenance fees?

Late fees start accruing almost immediately, the account goes to internal collections around 30-60 days, and a formal default or lien notice typically follows within 60-90 days. If it's still unpaid after that, Wyndham or the resort HOA can begin foreclosure. Expect credit reporting damage and possibly a deficiency judgment depending on your state's law.

Will Wyndham take back my timeshare if I stop paying?

Eventually, through foreclosure, yes, the ownership reverts. But it's not instant and it's not free of consequences. You'll likely see credit score damage, continued collections contact, and in some states possible liability for any shortfall between what you owed and what the unit sold for at foreclosure.

How to get out of a timeshare without defaulting?

Check your state's rescission window first; it's the cleanest free exit if you're still inside it. If that's passed, request an official deed-back from Wyndham directly, try a licensed resale or donation, or ask for a hardship payment plan. Default should be a last resort discussed with a consumer attorney, not a first move.

How do you get out of a timeshare if the developer won't take it back?

Try a licensed resale broker or a reputable timeshare donation nonprofit next. If the unit has negative value (fees owed exceed any sale price), some owners eventually let it go to foreclosure as a last resort, but that carries credit and potential deficiency judgment risk depending on your state.

How to sell a timeshare fast?

There's no reliable way to sell fast at a good price; most resales take months and sell for a fraction of the purchase price, sometimes $1. Use a licensed resale broker, disclose your fee balance honestly, and never pay an upfront fee to anyone claiming they already have a buyer lined up.

How to get rid of a timeshare you no longer want?

Start with rescission if you're still eligible, then request the developer's official deed-back program, then try resale or donation. If none of those work and fees are unaffordable, talk to a consumer protection attorney about your state's foreclosure and deficiency judgment rules before considering default.

Are timeshares scams?

The purchase itself is legal and disclosed, not a scam in the legal sense, though aggressive sales tactics and rising fees leave many owners feeling misled. The bigger scam risk sits in the exit industry: the FTC has taken action against exit companies charging large upfront fees and delivering nothing.

How much is a timeshare, and how much do timeshares cost?

The average developer purchase price was about $23,940 in 2023 per ARDA's owner data, plus average annual maintenance fees around $1,190, which tend to rise yearly. Resale value is usually far lower, often a few hundred dollars or less, since developers control new inventory and demand.

Does stopping payment hurt my credit score?

Yes, almost certainly. Wyndham or an assigned collector will report the delinquency to major credit bureaus, and that mark can stay on your credit report for up to seven years under the Fair Credit Reporting Act, affecting your ability to get loans, credit cards, or favorable rates elsewhere.

Can Wyndham sue me for unpaid timeshare fees?

It's legally possible, and in some states a lender can pursue a deficiency judgment if a foreclosure sale doesn't cover the full balance owed. Whether that applies depends on your state's foreclosure law and whether the process was judicial or non-judicial; a local consumer attorney can tell you your specific exposure.

What is a timeshare deed-back program?

A deed-back (sometimes called surrender or deedback) is when the resort developer agrees to take the deed back from you voluntarily, ending your ownership and fee obligation, usually only if the account is current and the deed is free of a loan. Wyndham runs its own version; ask owner services directly about eligibility.

How long does timeshare foreclosure take?

It varies by state. States with a streamlined non-judicial process for timeshare foreclosure, like Florida under Chapter 721, tend to move faster than states requiring full judicial foreclosure, but the overall process from first missed payment to completed foreclosure commonly runs many months to over a year.

What happens to an inherited Wyndham timeshare if the heirs don't want it?

Heirs or an executor can generally disclaim (formally refuse) an inherited timeshare under most state probate laws before accepting the deed. If the estate has already accepted it, the fee obligation follows the property; contact Wyndham directly and ask about deed-back options specific to inherited interests, and consult a probate attorney.

Sources

1. Consumer Financial Protection Bureau, Timeshare loan complaints guidance: Timeshare loan default and acceleration mechanics after missed payments
2. Florida Statutes, Chapter 721 (Vacation and Timesharing Plans): Florida's non-judicial trustee foreclosure process for timeshare interests
3. Consumer Financial Protection Bureau / Fair Credit Reporting Act, 15 U.S.C. 1681c: Negative credit information, including delinquency, can generally stay on a credit report for up to seven years
4. Federal Trade Commission, Fair Debt Collection Practices Act guidance: Consumer rights under the FDCPA regarding debt validation and collector contact limits
5. Federal Trade Commission, Business Guidance: Timeshare Resales and the Telemarketing Sales Rule: FTC rule guidance addressing upfront fee and misrepresentation practices in resale/exit telemarketing
6. Florida Office of the Attorney General, Consumer Alert on timeshare resale and exit scams: State attorney general consumer alerts on timeshare resale and exit fraud patterns